How do I get a vacation rental ready for winter?

A burst pipe in an empty rental can run for days before anyone sees it, and a furnace that fails mid-stay ends the stay. Most winter damage is cheap to prevent if you do it in October or November. This page covers frozen pipes, the water shutoff, leak sensors, snow and ice, heating and carbon monoxide, a message for guests, and a checklist you can print or add to your turnover routine.

Rules and coverage terms vary by city and policy. Confirm sidewalk rules with your city and vacancy terms with your insurance agent.

Keep pipes from freezing

Thermostat setting between stays

The American Red Cross (opens in a new tab) says that if you will be away in cold weather, set the heat no lower than 55°F. Arlington County, Virginia (opens in a new tab) says to keep it above 55 degrees, especially for an extended absence. The Red Cross also says to keep the same setting day and night during a cold spell.

A smart thermostat helps here. Set a vacant-home floor of 55°F or higher, turn on low-temperature alerts, and lock the schedule so a guest can't leave it at 50°F on checkout.

What your insurer may require

The Maryland Insurance Administration (opens in a new tab) says policies generally require you to either keep a vacant home at a minimum temperature or shut off the water. If the insurer finds you skipped those steps, burst-pipe damage may not be covered. Read your own policy for the exact minimum and how it defines "vacant," and ask your agent how gaps between bookings count. The insurance basics guide covers what to ask.

Pipe protection steps

From the Red Cross and the Insurance Institute for Business and Home Safety tips in the Maryland advisory:

• Disconnect and store garden hoses before freezing weather.
• Close the indoor valve that feeds each outdoor faucet, then open the outdoor faucet so trapped water can drain and expand.
• Drain sprinkler supply lines the way the installer or manufacturer says.
• Insulate pipes in the attic, crawl space, garage, under cabinets and along exterior walls. The Red Cross says UL-listed heat tape or heat cable can help on exposed pipes.
• Cover ventilated crawl spaces for winter, and seal gaps and cracks on the outside of the house.
• Add weatherstripping around exterior doors and windows that open.
• In a hard freeze, open the cabinet doors under sinks on exterior walls and let a cold tap drip. Store cleaning chemicals out of children's reach if you leave cabinets open.

Find and tag the main water shutoff

Arlington County says the main valve is usually near the water meter box at the street or sidewalk, or where the supply line enters the house, often in the basement. It says to mark the valve with bright paint or tape so you can find it in the dark.

• Find it now, test that it turns, and take a photo.
• Put the photo and location in your house manual and on your emergency info sign.
• Show your cleaner where it is.
• Don't try to thaw a frozen water meter yourself. Arlington says to call the water utility.

If the home will sit empty for weeks, Arlington says to drain all pipes for a vacant home, starting from the top floor and working down. A licensed plumber can do this for you. The Red Cross advises against antifreeze in sprinkler lines unless the maker or installer directs it.

Add smart leak sensors

A leak sensor sits on the floor and sends an alert to your phone when it gets wet. In a rental, the alert is the point, because no one is there to hear a drip.

• Put one under each sink, behind each toilet, next to the water heater, by the washer and under the dishwasher.
• Add one where the main line enters the house, and one in a crawl space or basement low point.
• Pick sensors that also report low temperature, so you hear about a dead furnace before the pipes freeze.
• An automatic shutoff valve on the main line can close the water when a sensor trips. Have a plumber install it.
• Put the sensor app's alerts on your phone and your co-host's phone.

Plan snow removal and ice-melt

City rules decide who clears the sidewalk and how fast. In Denver (opens in a new tab), for example, property owners must clear sidewalks, and residences have until the next day after snow stops. If an inspector leaves a notice, a residence gets 24 hours before a recheck and a possible $150 fine (read Nov 4, 2026). Look up your own city's rule on its public works page.

• Book a plow or shoveling service in writing before the first storm. Agree on a trigger depth, which areas they clear (driveway, walks, steps, the path to the trash) and how fast.
• Ask for a text photo after each visit, so you know the guest entry is clear.
• Keep ice-melt and a shovel inside the door, not in a locked shed. Read the ice-melt label for what it says about concrete, plants and pets.
• Tell guests in writing whether they are expected to shovel, and where the supplies are.
• Ask your insurer how it handles slip-and-fall claims at a short-term rental.

Check heating before the cold arrives

The CPSC (opens in a new tab) says to have a professional inspect furnaces, boilers, fireplaces, wood stoves, water heaters, chimneys, flues and vents every year. The Maryland advisory adds annual HVAC maintenance, including filter changes and checking exhaust venting.

• Book the inspection in early fall, before service companies get busy.
• Replace the furnace filter, and leave spare filters and their size in the utility closet for your cleaner.
• Keep snow clear of the outside vents for the furnace and water heater. The CPSC says blocked vents can let carbon monoxide build up indoors.
• Airbnb's safety article (opens in a new tab) says hosts must address known hazards before accepting reservations, and it names poorly maintained appliances such as furnaces as an example.
• Keep a local HVAC company's number in the house manual, and a backup heat plan if the furnace fails mid-stay.
• If you supply a space heater, the CPSC says to keep it at least 3 feet from beds, curtains and furniture, plug electric heaters straight into a wall outlet, and never leave one running unattended or while sleeping.

CO alarms and heating appliances

Furnaces, boilers, gas water heaters and fireplaces all burn fuel. The CPSC says to put CO alarms on each level and outside sleeping areas, use battery-operated or battery-backup alarms, test them monthly and get outside right away, then call 911, if one sounds. Its 2023 heating safety release (opens in a new tab) says to replace batteries at least once a year or use sealed 10-year alarms.

The smoke and CO alarm answer gives counts by home size. If the home has a fireplace, the fireplace safety answer covers inspections and guest instructions. If you supply a generator, the CPSC says to run it outside only, at least 20 feet from the house.

Send guests a winter message

Send this 3 to 5 days before arrival from November to March. Edit it in the guest message tool.

If your entry uses a keypad lock, the cold-weather lock answer covers batteries and a backup way in. Mountain homes have extra needs covered in the mountain cabin answer.

Printable winter checklist

Add these to your cleaning checklist, and send the turnover items with your cleaner turnover message.

Once, before the first freeze

• Furnace, water heater, fireplace and vents inspected by a professional
• Furnace filter changed, spares on site
• Main water shutoff found, tested, tagged and photographed
• Garden hoses off, indoor valves to outdoor faucets closed, outdoor faucets open
• Sprinkler lines drained
• Exposed pipes insulated, crawl space vents covered
• Leak and temperature sensors placed and tested
• Smart thermostat floor set to 55°F or higher, alerts on
• CO and smoke alarms tested, batteries replaced or 10-year units in place
• Snow removal booked in writing
• Shovel and ice-melt inside the guest entry
• Smart lock batteries replaced, backup lockbox tested
• Winter message scheduled

Every turnover, November to March

• Thermostat back at the vacant-home setting
• Check under sinks and around the water heater for water
• Outside vents clear of snow
• Ice-melt and shovel restocked
• Lock battery level checked in the app
• Press test on CO alarms once a month

If the home will sit empty for weeks

• Confirm your insurer's minimum temperature or shutoff rule
• Main water off and pipes drained, top floor down, or a plumber's winterization
• Someone checks the house after storms and power outages